Unless you buy low or put a significant deposit down there is a risk of cash flow being flat or negative.

- if you allow a multi family unit to use the washing machine and dryer, can you put into the lease that if the use/cost is excessive then the use would be cut to one or two loads per week per family?

As far as brokerage costs and commission splits, there is a full spectrum of compensation plans - from paying a few bucks a month in office dues and a flat fee for each transaction you close, to percentage splits on commission that range from 50/50 to 95/5.Getting your real estate license is a serious investment in your profession, and should be viewed as such.

As far as fees, I'd also look to pay a flat or monthly fee. 

The land itself is relatively flat, but undeveloped and needs to be weeded.

(check with your tax professional for this: sometimes the max deduction is a flat number... etc) You could rent out a bedroom and live for free.... 

My first 2 flat was on the same street as my condo 5 blocks away so I knew exactly what I was getting into.

However, after crunching the numbers on a potential 2nd unit, there’s a risk that my cash flow remains flat.

I'm thinking of including quiet hours on the new rental agreement from 10pm-9am, but is this excessive?

For example an investor wants to use that property as a rental would be making a return of under 2% if they paid you $400k which they aren't going to do, even $375k puts them at 2% flat which is really bad, if rent is only $1700 you'd be getting offers from landlords under $250k.